Express Estate Agency Blog

It’s the age-old question; should I buy a better property in a poorer area, or a poorer house in a better area? Of course, it’s not as simple as that, a combination of factors must be considered when you are purchasing a house, and ideally, you need to find a balance – a house to suit your needs, in the best location possible for your budget.

Many people will purchase a property because they simply like the house itself. They will be very happy to get a larger house with a bigger garden, even though it isn’t situated in the exact village, town or city that they would prefer to live in. This kind of buyer is generally driven by size – the bigger the property, the better. They find the concept of a large house with more rooms and space very appealing, and are able to negotiate on the location to get these features. This kind of buyer is very unlikely to settle in a house that is ‘too small’, and will often suffer the consequences of living in a less than ideal location.

Then there is another type of buyer – the individual who will choose a house based on its character and uniqueness. They will consider properties that are unusual, for example converted mills or shops, or even windmills, in order to achieve their sense of individuality. Such houses can be more expensive, and they are often situated in rural areas. It could be said that this kind of person is generally cash rich, and enjoys living in an unusual property to match their flamboyant personality!

Finally, there is the location buyer. It could be that they’ve lived in the same area all of their lives, as have generations of their family before them. Or, maybe they have a preferred location in mind, and are unwilling to consider another area. Either way, this kind of buyer will often sacrifice on options such as space and gardens to live in their ideal location.

Certainly, when you are looking to purchase a property, you should examine the house itself in detail. However, you do also need to assess the location fully. After all, what is the point of buying a larger property, if you are unable to commute to work each day because of the distance? You may have all of the space you need, but if you’re spending half of your day commuting, you won’t have the time to actually enjoy the space you have!

Also consider other aspects, such as local amenities. You may not think that this is important when you are viewing houses, but over several months or years, a lack of local shops can be a real problem, especially if you don’t drive. Unless you are buying on your own, you should also consider the requirements of other family members. For example – if you have teenagers, they will need somewhere to go for entertainment. A big house can be great, but they’ll soon grow tired of it, and you will suffer the consequences! Also consider factors such as the crime rate in an area. After all, you may get a ‘decent’ house, but is it in a desirable area? If not, you may have the constant worry of being burgled or experiencing anti-social behaviour. If given the choice, most people would prefer a smaller house, in an area that is deemed as ‘safe’.

Ultimately, the choice is up to you, but if possible, try to balance out all of the factors, and view as many houses as possible. This will increase your chances of finding a great house, in a good location.

When buying a new house, many people view the location as the most important consideration. But, how can you choose the right location for you and your family? Here are a few things you should take into account;

•  Travel time to your workplace(s)
In recent times, more and more people are relocating to be nearer their place of work. An increase in traffic means that journeys are taking longer, and many people are reliant on public transport to get to and from their workplace. If you are not familiar with an area, buy a local map, and highlight any areas with good transport links and routes into your work. If you are still unsure, it may be a good idea to do a ‘test run’ before viewing houses in the area.

•  Schools
If you have a young family, or are planning to start one, this should be vital consideration. In fact, increasing numbers of house purchases are being influenced by the proximity and rating of local schools. Check the schools in the area, and if possible, take a look at school league tables to find out how they are performing. You can also visit your local government website for more information about local education. Always remember to check waiting lists if you are moving to a new area.

•  Public transport
If you don’t drive, or find it easier to use public transport, check the local links in an area i.e. tube, rail or bus stations. Also check the frequency of trains and buses, in some remote areas, limited services may be provided. Remember that even if you do drive, you may at some point need to use public transport to get into work (i.e. bad weather or car problems). If you have children who will need to get into school using the bus, check the timetables for the journey.

•  Transport Links
Ideally, you are looking for a property situated close to a motorway or main road, but not too close – you need to think about noise and pollution. Also try to avoid main motorway junctions, you may have problems getting about during busy periods of the day.

•  Privacy
Is this important to you? and if so, how close do want your neighbours to be situated? Many enjoy the interaction of having neighbours nearby, whereas many like the idea of complete privacy. When thinking about this, take into consideration your own personal habits i.e. if your son has a new drum kit, neighbours may not be very appreciative of the noise!

•  Rural or town?
This really is a matter of personal preference – do you want to live in a rural location, or nearer to a town or city? Remember, you can get a combination of both if you choose the right area, for example; you may choose a property situated close to town, with a larger garden.

•  Local amenities
Think about the services you use every day, i.e. – post offices, banks, supermarkets, and check an area for these amenities before you view a house. You may also want to consider leisure options, such as local gyms, swimming pools and sports stadiums.

•  The view
Is a nice view of importance to you? Of course, this can be interpreted in many ways – some people like an abundance of trees and wildlife, while others may like the view across their town/city. This factor is especially important if you are buying a new build – check the location of the house before you buy, you don’t want to end up staring straight into your neighbours windows (and them into yours!).

•  Reputation of the area
Find out about an area before you consider moving there. Although you may have a perceived desirability of an area (i.e. through reading the press or talking to friends), you may need to visit it yourself to find out for sure. And remember, people have very individual ideas of what constitutes a ‘good area’.

Always consider the above factors before you start viewing houses, you can save yourself a lot of time and hassle by narrowing down your location.

The kind of property you buy will depend on a number of factors – personal taste and requirements, number and size of the rooms, location and external features. Traditionally speaking, newer homes cost more than older ones, but this is no longer the case. As the occurrence of new builds increases, more affordable options are now available. So, why would you choose to buy an older property? As with buying a car, if you had the option of buying a new one, why would you go for an old ‘banger’? – well, you’d be surprised how many do, and this is why;

• Traditional construction – If you’ve walked buy a new build housing site recently, you will no doubt have noticed how quickly the houses start to appear. But is this a good thing? Older properties are generally very solid, after all, they’ve weathered many storms over the decades, and are still standing proud! Also, it has to be said that most older houses will have been built by hand using genuine craftsman, with meticulous attention to detail. The building process was much slower back then, and traditional stone was used in many homes. This is not to say that newer homes are poor quality, but just take a look at the width of the walls in older houses, and you will see the quality and workmanship

• Bigger Gardens – Generally speaking, land was much cheaper to buy years ago, therefore builders tended to build on larger plot sizes. This gave them the option to incorporate large gardens to the front and rear, and space for out-buildings, such as sheds and garages. Of course, this is not always the case, but newer homes do tend to have very similar small garden spaces. This is a big consideration for many buyers, especially those with small families.

• Character – This really does come down to personal preference. How do you like your home to ‘feel’? Many like the simplicity of new builds – i.e. straight equally proportioned walls (certainly much easier to decorate!), but many just love the way that an older property feels. Yes, you may get slightly wonky walls, narrow staircases and low ceilings with an older house, but many people choose a property for that exact reason. Features such as original fireplaces and ceiling beams can actually sway a buyer when they go to view a house.

• Neighbours – Again, it may not always be the case, but generally speaking, there is a lower rate of ‘turnover’ with old houses. Families live in the same house for generations, passing it down over the years. This also applies to potential neighbours, they may have been there for some time, and this can often lead to better ongoing relationships.

• Neighbourhood – Many older properties are situated in more rural areas, whereas new-builds (generally) are built in highly-populated areas. This rural location provides a range of benefits – for example, less traffic and parking charges, and visually appealing exterior surroundings. For those who love nature, this can be a major selling point

So, clearly there are a lot of benefits to be had when buying an older property, but it’s clearly down to your personal preferences and requirements. Of course, older properties also have their bad points, for example ongoing maintenance costs, but some people will not even consider viewing a new-build, they instead prefer a home with a little more history. Before you buy, take the time to look at a combination of older and newer properties, you will soon find out what works best for you.

The kind of house that you’ll buy is dependent on a number of factors. You may have very strong views about the age of a house, or it may simply come down to a combination of different factors. Following are the main advantages and disadvantages associated with each kind of property;

Advantages to Buying an Older Home

• Traditional construction
Older homes were generally built using stone by experienced craftsmen, some may argue that you’ll get a more solid house due to these factors.
• Larger gardens
Land was certainly much cheaper back then, builders could use larger lot sizes, resulting in more space for gardens, garages/sheds etc.
• Character
Original features such as ceiling beams and open fireplaces can be very attractive selling points for many people.
• Local traditions
Generally speaking, many older houses have been owned by the same families for many generations. The houses are passed down through the years, and neighbours are unlikely to move frequently. This often allows for the development of small communities within an area.

Disadvantages to Buying an Older Home

• Maintenance
With an older house, you can usually expect a little more ongoing work. Roofs and walls will need updating as necessary, and many older properties may have old heating systems and wiring. All of which can be expensive to update.
• Smaller storage spaces
Years ago, when possessions were limited, people did not require large storage areas. In today’s world, adequate storage can be an essential requirement for many families. With older properties, cupboards etc. can be much smaller. Also remember that ceilings are generally lower in older properties, while people are generally getting taller!
• More expensive
It’s not always the case, but many older properties can be more expensive due to their location (often rural) and you will pay for the traditional features.

Advantages to Buying a Newer Home

• Lower maintenance
With new builds, modern wiring and heating systems will have been installed, walls, roofs, windows and doors will also be brand new, so you shouldn’t have to spend much on ongoing updates.
• Modern appliances
Many newer properties are sold with fitted kitchens and in-built appliances included in the price, for example; cookers, washer dryers and fridge/freezers. The process of buying these items separately can be very expensive.
• Incentives
Many builders/property owners will offer incentives such as cash back, part exchange or will even pay the deposit for you. All of these can be very welcome options, especially if you are buying your first home.
• Energy efficient
In newer homes, walls and roofs will have been insulated, and double glazing and central heating fitted as standard. You may also have the option to have solar power pre-installed. This can save a large amount on your bills and help you to become more eco-friendly at the same time.

Disadvantages to Buying a Newer Home

• Identical rooms
Although some people like the simplicity of equally proportioned rooms, most houses on a modern estate will be virtually identical in size and floor plans. This can be very off-putting for those who prefer a unique home.
• Small gardens
As with the room size, generally speaking, newer houses will have smaller gardens. Land is now more expensive to buy, so builders have to work with much smaller plot sizes.
• Settling
This may not be immediately apparent, but new houses will settle. This can occur anywhere, regardless of the location or type of soil they’re built on. Settling can cause cracks in foundations, walls and door frames.

So, clearly, there are advantages and disadvantages with both newer and older properties, at the end of the day, it may just come down to your personal taste and requirements. Before you buy, try to view a selection of old and new houses, until you find what works best for you.

When buying a property, you will more than likely take into consideration the usual factors such as the location of the house, its size, the number of rooms, garden space and any local amenities. However, there are a few additional considerations that are also vitally important, but are often overlooked when viewing houses. Here are a few things that you need to add to your checklist;

* Parking
If you drive, this is of vital importance – don’t just consider the garage and/or driveway spaces. Remember, you may have room for your own car(s), but where will any visitors park their vehicles? Find out if there is any street parking, and if so, any restrictions in place. Remember that parking on main roads is less secure than parking on your own property. Parking can also be an issue with older properties, especially terraces, as they were built in a time when cars were not used. If necessary, find out if you can convert the back yard to use as a parking area.

* Proximity to family & friends
This can work both ways – you may want to be close to your loved ones, but most people don’t want to be too close! Many young couples find that living around the corner from their in-laws can be a nightmare scenario, preferring them to be within easy commuting distance, but not literally next door! Although it’s obviously nice to see family and friends, you may not want them popping around several times a day for a natter. Of course, living close to your relatives can also be a great thing, especially during the holidays, or in the case of an emergency. It really comes down to personal preference – have a good think about this aspect before you buy a property, to avoid possible family disputes later down the line.

* Airports and train stations
Many people will check a property for its proximity to motorways or other main roads, but often forget to check if it is near to an airport or train station. If you view a property that is situated near to an airport, or on a main flight path, always find out if aircraft are likely to become a nuisance as they fly overhead. This can become more of a problem the closer you are to a major airport, as planes lower their altitude to land. Similarly, check the local train station, although a nearby transport link can be a great thing, you don’t want to be woken up in the early hours by a train whizzing past your bedroom window!

* Industrial plants
Find out if there are any industrial or chemical plants in the vicinity of the house, and how this may affect you. Depending on the direction of the wind, unpleasant smells can occur near industrial plants, and this is something you may not notice on your initial viewing.

* Flooding
We’ve all seen in the news about recent floods in the UK, and the damage and upset they can cause, so check that the property is not in a high flood risk area. Bear in mind that insurance companies may charge a higher premium in any such areas.

* Subsidence
this can be a major heartache for home owners, so always check to see if an area is troubled by subsidence. This can be caused by a number of factors, including underground abandoned mineshafts. If you are looking at seaside homes, take into consideration any nearby cliffs – as you will no doubt have seen on the news, rock erosion is a common problem, and you don’t want your new home falling into the sea in the future!

The local searches performed by your solicitor as standard should answer a lot of these questions for you, but if you are still unsure, it’s always best to get a professional opinion now, rather than face the consequences later.

Sometimes, the process of viewing another person’s home can be daunting, and perhaps a little bit awkward. After all, this is the only time when it’s perfectly acceptable to run a strangers taps and showers, have a look in their cupboards and cellars and even try flushing the toilet! May people will leave a viewing with a number of unanswered questions. But remember, this is a substantial business transaction, and you’re perfectly within your rights to look wherever you like – and ask any questions  you may have about the property.

Many people also feel rushed by the agent or home owner during a viewing, as they get shuffled from one room to another, in a bid to keep to a set schedule.  It can be difficult to really ‘look’ at a house and any potential problems it may have, without feeling that you are offending the current owner! However, during this time, you really must find out as much as you can about the house, including the reasons why the present owner is moving, any potential problems, and if you can, even ask about the neighbours! (and why not? You want to know who you might potentially be living next to).

In short, don’t be shy, speak up, and if you prefer, take a friend or family member with you. Two heads are better than one, and they may just pick up on areas that you don’t. Of course, politeness is required, so don’t grumble about aesthetics too much (i.e. dated wallpaper or carpets), especially not in front of the present owner! These things are easily changed, and ideally you want to establish a reasonably good relationship with your potential seller if you can. So what questions do you need to ask? Here are 10 questions you need to ask;

1. How long have you lived here and why are you moving?
2. How long has the property been on the market?
3. What are the neighbours like?
4. What is the area like? has the property, or neighbouring properties, ever been burgled?
5. What is the parking situation?
6. What fixtures and fittings are included in the sale?
7. Are you in a chain? If so, how large is it? Have you found a place to move to yet? If so, what’s the time-scale? Have you had many viewers, and have you received any offers as yet?
8. Have you had any work carried out recently on the property?
9. Are there any structural problems that you know of?
10. What are your utility bills like, and what’s the council tax band for the property?

All of the above are vital questions, and will give you a better idea as to whether the house is right for you and your family or not. Take a pen and pad with you, as you look around, you may think of many more questions to ask.

When you are selling your home, or buying a new one, you may find that you are bombarded with various complicated sounding terms. Here are a few of the commonly-used terms, and what they actually mean;

1.  Buildings survey – sometimes just referred to as a ‘survey’. This is technical report, carried out by a surveyor, on your property. A full inspection will be undertaken, and the condition of your property noted, including any structural issues. The survey information is then produced in the form of a report.

2.  Capital Appreciation – the increase in value of a property/asset over a period of time. This increase contributes to a positive return on a property investment.

3.  Chain – a common occurrence in the house selling process, this refers to a number of linked property purchases/sales where the exchange of contracts must take place at the same time, to allow all parties to complete on a certain date.

4.  Commission – this is a fee paid to your estate agents, and usually takes place following the exchange of contracts.

5.  Completion – this is the date when the seller and buyer complete the sale of a property. The buyer pays the balance of the purchase price and the seller gives possession of the property to the buyer.

6.  Contract – a contract is an official document, detailing the terms of the sale. A contract is usually created by the sellers’ solicitor, and a copy given to the buyer.

7.  Deeds – the ‘title deeds’ are the legal documents relating to a property. These documents include details on any matters relating to a property since it was built.

8.  Deposit – this is an initial percentage of money you pay upon exchange of contracts, to secure the purchase of a house.

9.  Equity – the difference between the amount owed on a mortgage, and the current value of a property.

10.  Freehold – legal ownership of land, a freehold means absolute ownership of a property (though technically speaking, all land is held from the Crown).

11.  Guarantor – this is a person who guarantees or ‘backs-up’ the financial obligation of another person, offering their money as security.

12.  Leasehold – to be granted ownership of a property but not the land it is built on. A leasehold property usually requires payment of ground rent to a landlord.

13.  Transfer – the legal transfer upon completion of a sale of ownership of a property.

14.  Vendor – the vendor is the legal owner of the property for sale.

Moving home can be a stressful time, there are lots of things to do, and it can be difficult to remember everything. To help your move go a little more smoothly, find to follow a handy ‘to remember’ list;

1.    Find your local removal companies, and get a few quotes. If possible, try to get a referral from a family member, friend or colleague who has previously used the companies’ services. At this point, you also need to get quotes for storage facilities, if you require them.

2.    Start to collect your packing materials, keep any boxes that you receive, hold onto newspapers (ideal for wrapping delicate items) and ensure that you have the following stationary ready; labels/tape/bubble wrap/marker pens.

3.    Start to pack any non-essential items, such as ornaments, or anything that you will not require until after the move.

4.    Create change of address letters or cards for family/friends/colleagues etc. ready to send out when the time is right.

5.    If you have children, now is the time to notify their schools, and if necessary, arrange for any school records to be sent to their new schools.

6.    Contact your phone company and arrange a date for disconnection at your present address, and reconnection at your new house.

7.    Notify your gas, electric, and water providers, ring to advise them of your moving date, and your new address. Make a list of any other companies you need to inform, for example, banks, credit card and loan companies.

8.    If you have children, make arrangements with their schools for the day of the move i.e. any time off required, additional after school care etc.

9.    If you have pets, arrange for their care during the move, i.e. overnight accommodation, or ensure that you have the correct pet carriers for transportation. Remember that moving can also be a very stressful time for pets!

10.    Contact the Royal Mail to arrange for post redirection. Cancel any newspaper or magazine subscriptions you have, or arrange for delivery to your new address.

11.    Defrost your fridge/freezer, remembering to leave the doors open for ventilation.

12.    Create an ‘essential’ box of items for the day of the move, for example, tea/coffee/milk/tissues etc. Also get together some money (for paying the removal company), and ensure that your mobile phone is charged (the landline could be disconnected at this point, so you may need an alternative).

13.    Make a note of your final meter readings (gas, electric, water). It may be a good idea to take a photo of the meter if you have a camera available.

14.    Oversee the move, make sure that all items are loaded into the van, and perform a final check of each room before leaving the house.

15.    Collect all of the keys, including window lock keys, and place them in an envelope together, ready to hand over to the new owner.

By remembering these points, you can hopefully experience a less stressful move, and can look forward to settling in your new home!

When viewing properties, it may be a good idea to make a list of all the essential requirements you need for a new house, and take the list with you when viewing potential properties. Here are a few things to consider;

1. Council Tax – find out how much the council tax will be, by establishing the ‘band’ the house is in. This information can be found on-line, via the estate agent, or by contacting the local council.
2. Leasehold or Freehold? – a question that many people forget to ask when viewing a property, but it can be vitally important. A leasehold property usually requires payment of ground rent to a landlord. If the house is leasehold, find out exactly how much rent you will be expected to pay.
3. Available parking – assess the parking space(s) you require, especially if you have more than one vehicle. If you need a garage, make sure that you view the inside of garages wherever possible. If you are viewing a property on a main road, find out about any parking limitations or restrictions.
4. Garden(s) – try to view a garden as an extension to a house. Establish what kind of garden (if any) you would ideally like, and think about ongoing maintenance. Walk around the garden when viewing a house, and check for any security issues (broken fences etc.).
5. Central Heating – when you are viewing properties in the summer, this may seem of little importance. However, in the winter, central heating can be very beneficial! Ask questions about the system that is installed, and make a note of the age of the boiler. Boiler replacements or repairs can be very expensive in the long run.
6. Schools – if you have children, find out which school catchment area the property is in. Find out more about the schools in the area, are they performing well? Generally speaking, annual results are provided on-line for you to assess. Also remember, there is no guarantee that you will get into the local schools, depending on the requirements and area population, so ask before you buy.
7. General area – perform a little research on an area before viewing a house, consider the crime rate, transport links and local towns.
8. Chains – find out if there is a ‘chain’ on the property. A chain is quite common in the house selling process, where a number of parties are involved in various buying/selling transactions. Delays in the exchange of contracts between different ‘links’ can have a huge impact on how quickly a sale can go through.
9. Work – has any work been performed on the house recently, and if so, what? Find out about any previous problems as soon as possible.
10. Amenities – find out about the local shops and services available in the area, and how accessible they are. Also consider broadband and cable/satellite coverage in an area, although most areas are now fully covered, remote locations should be checked out.

So, you’ve found the house of your dreams, and have moved in, there are however a few more things you still need to do;

Update your address

Before moving, you will probably have notified your friends and family of your new address, along with any utility providers. However, generally speaking, once you have actually moved into the new house, there will be a few additional people you still need to contact. Here are a few suggestions;

• TV Licencing
• Doctors/Hospitals
• Dentists
• Opticians
• Vets/Pet care clinics
• Insurance Companies
• Work (HR)

Think about security

The area of security can be overlooked following a busy and perhaps stressful house move, and yet, it is a vital requirement. Think about the house locks. Is there any chance that anyone other than you and your family could have keys to the house? If you are at all unsure, think about having the locks changed. It can be relatively inexpensive, and can provide great peace of mind. Also think about getting additional locks fitted if you think they are required. Check all of the windows, to make sure that they are safe and secure, and add window locks if necessary. If you have a little extra money in your budget, invest in a security camera. There are a wide range of cameras available to suit any house.

Meet the neighbours

Once you have moved in, and are settled, it is time to meet the neighbours! Don’t wait for them to make introductions, pop around and introduce yourself. Remember, when you are on holiday, it is the neighbours who keep an eye on your property, and vice-versa, so establish good relations as quickly as possible. You don’t have to constantly be in touch with your neighbours, but you making the effort should be appreciated. Use the introduction as an opportunity to ask any questions you may have, for example, which day is the rubbish collected, and which window cleaner do they use?

Explore the new area

Take a walk or drive around the new area, to familiarize yourself with your new surroundings. Find out where your local shops and supermarkets are, and ask local shop owners for information about opening hours. If you are changing doctors or opticians, find out where they are located, and if you need to register, ask about any forms you may need. Also find out about the local social scene, visit libraries or information centres to find out about local cinemas, pubs, clubs, restaurants, leisure centres and social groups.